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Year 5 disposal
⊞ View all 41
0/ 100
Weak
7.52% return before costs — verify the rent + comps locally.
Why it works
- 7.52% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC G — MEES (Minimum Energy Efficiency Standards) blocker by 2030 · ~£15,000–£30,000 upgrade cost
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£114/mo — mildly negative — equity build may cover
- -1.2% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£114/mo
You top up £114/mo
Price vs market
Above comparable sales
+41% vs 5 sold
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Price £260KReturn before costs on price 7.52%5-yr return on cash 0%Rent est. £1,629 (£1,520–£1,746)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,520–£1,746/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,064–£15,053 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£114
after mortgage, operating costs & tax
Rent in£1,629/mo gross
£1,566/mo collected · £63/mo lost to voids
Where it goes
£1,056Mortgage£624Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£1,056
Costs£624
Management£163
Maintenance£67
Insurance£28
CapEx reserve£81
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£114
Returns
Return before costs on price7.52%
Cash return on cash-1.38%
Gross margin£942
Cash needed£99,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £19,548 | £7,490 | £12,675 | £0 | £0 | -£617 | -£617 |
| Year 2 | £20,134 | £7,715 | £12,675 | £0 | £0 | -£255 | -£873 |
| Year 3 | £20,738 | £7,946 | £12,675 | £0 | £22 | £95 | -£778 |
| Year 4 | £21,361 | £8,185 | £12,675 | £0 | £95 | £406 | -£372 |
| Year 5 | £22,001 | £8,430 | £12,675 | £0 | £170 | £726 | £354 |
Disposal gain (gross)-£9,393
CGT£0
Net Disposal proceeds£279,884
What we verified
What we verified
23152 ok · 3 caution · 1 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingG · ~£15k–£30k fix
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand G
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£15k–£30k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortME15 0PR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 30.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 2-bath · 699 sqft
£23k–£46k
£ per sqft
building cost only
£33–£65
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,893–£9,087
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,689–£14,679
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history139d on marketno cuts yet
Strategy matrix
Rent it out wins — -£114/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.52% | -£114 | £99,177 | 0.4% | Low | Feasible |
| Housing-benefit rent | 4.17% | -£762 | £99,177 | -40.5% | Med | Feasible |
| Council lease | 4.17% | -£573 | £99,177 | -32.8% | Low | Feasible |
| Refurb & refinance | 7.52% | -£114 | £116,478 | 0.3% | Med | Feasible |
| Short-stay let / Airbnb | 7.80% | -£497 | £99,177 | -27.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£374 | £293,578 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let36% occupancy
£155/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
-£87/mo cash flow vs Rent it out if converted to Rent by the room
11.08% Return before costs on price converted vs 7.52% as-is
As-is Rent it out
Monthly profit+£84
Return before costs on price7.52%
Cash needed£76,898
If converted to Rent by the room
Monthly profit-£3
Return before costs on price11.08%
Cash needed£92,898
Δ vs Rent it out Monthly profit-£87
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£60,000
Range: £52,500 – £70,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,156–£97,674full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£3,495–£5,592
- Replumb£2,796–£4,893
- Windows£7,689–£13,281
- Paint + decor£6,990–£11,883
- Flooring£9,786–£17,475
Comparables
sold within 0.5 miWide · CV 28.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodEast Farleigh Primary SchoolPrimary · Community school · ME15 0LY
- Not ratedSt Helens Montessori SchoolNot applicable · Other independent school · ME15 0JT
- Not ratedHunton Church of England Primary SchoolPrimary · Voluntary aided school · ME15 0SJ
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£19,548
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,369
Exit costs
Projected sale price (5y · 2%/yr growth)£287,061
Capital gain (pre-CGT)£27,061
Sale costs (~2.5%)£7,177
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£354
Rates as of Oct 2024
Acquisition costs
£99,177cash neededPurchase price£260,000
Deposit (25%)£65,000
Stamp duty+5% additional-property surcharge£16,000
Refurb£10,752
Legal + survey£2,525
Mortgage fees£4,900
Total cash neededdeposit + costs (loan covers the rest)£99,177
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Guide price £600,000 - £650,000 Set in the picturesque village of East Farleigh, this exceptional attached former coach house dates back to the 1800s and combines period charm with versatile family living. Unlisted and rich in character, the property showcases a wealth of original features, including exposed beams, while offering over 2,300 sq. Ft. Of beautifully balanced accommodation. Extending to approximately 2,322 sq. Ft., the accommodation effortlessly blends historic c…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
ME15 · same beds + typeMedian nearby: £1,250/mo · 13 of 20 already let-£379 vs our est
- The FarrowsLet2b£1,300/moMay 2026
- The Farrows, Maidstone, ME15Let2b£1,300/moMay 2026
- Upper Stone Street Maidstone ME152b£1,300/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,300/moMay 2026
- Highland Road, Maidstone, Kent, ME152b£1,200/moMay 2026
- Loose Road Maidstone ME15Let2b£1,250/moMay 2026
- College Road , Maidstone2b£1,100/moMay 2026
- Gabriels Hill, Maidstone, ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone, ME152b£1,250/moMay 2026
- Kent House2b£1,150/moMay 2026
- Lower Stone Street, Maidstone, ME15Let2b£1,200/moMay 2026
- Lower Stone Street, Maidstone, ME152b£1,150/moMay 2026
- Stagshaw Close, Maidstone, ME152b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Willington Street, Maidstone ME15Let2b£1,100/moMay 2026
- Romney Place, Maidstone ME15Let2b£1,200/moMay 2026
- Loose Road, Loose, Maidstone ME15Let2b£1,250/moMay 2026
- Cornhill Place, Maidstone ME15Let2b£1,250/moMay 2026
- College Road, Maidstone ME15Let2b£1,100/moMay 2026
- River Bank Close, Maidstone, Kent ME15Let2b£1,300/moDec 2025
Other deals nearby
ME15 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Stirling Ackroyd - Woking
About this listing
139 days · ZooplaPrice history
5-year price trend
Monthly profit
−£114
Cash needed
£99K
Return after costs
-1.38%
IRR
-1.24%
Listed 139d ago
North Road, Woking, Surrey GU21
flat · 2 bed · 2 bath · 699 sqft
£260,000
est £1,629 · 7.52% gross
EPC G
1 / 40
0/100
Marginal
7.52% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.52% Return before costs — above-market
Energy rating G — Min. energy standard blocker by 2030 (~£15,000–£30,000 upgrade)
Price
£260K
41% above sold comps
Return before costs
7.52%
est rent £1,629/mo98 comps within 500 mRange £1,520–£1,746/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
G
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£15,000–£30,000 upgrade
~£15,000–£30,000 upgrade
Deal flags1 issue
EPC G — MEES blocker
Cannot be let on a new tenancy without upgrade to E (current) / C (2030)
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,520–£1,746/mo · n=98
Financing
DepositYour cash in — the rest is the mortgage25% · £65,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,064–£15,053 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £195,000 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£114
after mortgage, operating costs & tax
Rent in£1,629/mo gross
£1,566/mo collected · £63/mo lost to voids
Where it goes
£1,056Mortgage£624Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£1,056
Costs£624
Management£163
Maintenance£67
Insurance£28
CapEx reserve£81
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£114
Returns
Return before costs on price7.52%
Cash return on cash-1.38%
Gross margin£942
Cash needed£99,177
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Maidstone · cap £903/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Maidstone
- LHA monthly cap:
- £903
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £19,548 | £7,490 | £12,675 | £0 | £0 | -£617 | -£617 |
| Year 2 | £20,134 | £7,715 | £12,675 | £0 | £0 | -£255 | -£873 |
| Year 3 | £20,738 | £7,946 | £12,675 | £0 | £22 | £95 | -£778 |
| Year 4 | £21,361 | £8,185 | £12,675 | £0 | £95 | £406 | -£372 |
| Year 5 | £22,001 | £8,430 | £12,675 | £0 | £170 | £726 | £354 |
Rent by the room upside
What we verified
2316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£15,000–£30,000 to upgrade to CG
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 28.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,535
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£354
Acquisition costs
25% deposit£65,000
Stamp duty£16,000
Refurb£10,752
Legal + survey£2,525
Mortgage + broker£4,900
Cash needed£99,177
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyZoopla
Guide price £600,000 - £650,000 Set in the picturesque village of East Farleigh, this exceptional attached former coach house dates back to the 1800s and combines period charm with versatile family living. Unlisted and rich in character, the property showcases a wealth of original features, including exposed beams, while offering over 2,300 sq. Ft. Of beautifully balanced accommodation. Extending to approximately 2,322 sq. Ft., the accommodation effortlessly blends historic c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice